Investment metrics, interactive calculators, and data-driven analysis for Clovis rental properties.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
Pre-filled with Clovis medians. Adjust to match a specific property.
Factor in financing to see your actual return on invested capital in Clovis.
Clovis, NM has a population of 50,000 and has been growing at 0.8% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $160,000 paired with median rents of $1,250/mo produces an estimated cap rate of 7.29%.
Property taxes at 0.77% are well below the national average of ~1.1%, providing a meaningful cash flow advantage many investors overlook. The vacancy rate of 5.5% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 3.1x, homes cost about 3.1 times the local median income of $51,750. This relatively affordable ratio suggests a deep pool of renters who find buying out of reach, supporting rental demand. Home values have appreciated at roughly 2.7% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Clovis offers attractive fundamentals for rental investors. low taxes, and cap rates above 6% put it in the upper tier of investable markets.